Real Estate Investing in Eagle, Colorado (81631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 81631 (Eagle, CO)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 30.6 — hard to cash-flow at these prices.
What’s happening in Eagle, CO (81631)?
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Market Analysis: 81631 Eagle
ZIP 81631 in Eagle, CO carries a solid set of headwinds. Home values near $1.0M and rents of $2,752/mo sit inside a market where underwriting has to be tight.
The investment case in 81631 is solid only for operators who understand what they are buying. A $1.0M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader CO picture, 81631 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 81631 ZIP's population of 8,676 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 81631 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Eagle:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 81631 Compare?
| Metric | 81631 | Eagle | Edwards, CO | Colorado |
|---|---|---|---|---|
| Home Value | $1,010,701 | $1,010,701 | N/A | $535,778 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 4.9% |
| Avg Rent | $2,752 | $2,752 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 81631 (Eagle, CO). Anonymous, moderated, never written by AI.
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Property managers serving Eagle County
Manage rentals here? List your business →Blue Sky Property Management offers rentals and property management for single-family homes, townhomes, condos, and apartments in Santa Ynez Valley, Lompoc, and Los Alamos. summary from their website
Daly Property Services specializes in landscaping design, installation, and maintenance services in Basalt, CO, serving the Roaring Fork Valley. summary from their website
Mountain Valley Property Management offers capital project management, maintenance, financial management, and technology solutions for HOA, condominium, and private home properties. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,010,701 |
| Monthly Rent | $2,752 |
| Price-to-Rent | 30.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 Rent Trends
| 1-Year | -12.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 81631
Population: 8,676
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 81631
Schools in This ZIP Code
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We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Are landlord laws favorable in Eagle, CO?
CO law landlord-friendly for landlords, and Eagle inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical renter like in Eagle, CO?
Expect a solid tenant pool in Eagle, CO. The rental market absorbs $2,752/mo rents without meaningful friction.
Which investment style suits Eagle, CO?
Eagle, CO investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.0M prices, $2,752/mo rents) make it a reasonable choice.
Is Eagle, CO a good market for FHA house hackers?
The a tougher house-hack environment in Eagle, CO reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is housing expensive in Eagle, CO?
Homes in Eagle, CO typically sell near $1.0M. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 81631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 81631 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 81631 ranks in Edwards, CO
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